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" A LARGE five bedroom, two bathroom, SEMI DETACHED family home, ideal for a growing family with teenagers being in this highly convenient location for the shops and amenities of Headingley, the cricket and rugby grounds, access to good schools and on a direct bus route into Leeds. Recently EXTENDED and UPGRADED with CAVITY WALL INSULATION, uPVC windows, soffits and bargeboards, a NEW CONDENSING combi boiler for the GAS CENTRAL HEATING, two superb new bathrooms having LARGE SHOWER CUBICLES and a NEW FITTED KITCHEN. The accommodation also offers a hall with oak staircase, downstairs wc, lounge, dining room, a breakfast area off the kitchen with FRENCH WINDOWS onto the sun deck, a large driveway with TURNING AREA and landscaped gardens.

DETAILS GROUND FLOOR 0' 0 x 0' 0 (0.00m x 0.00m)
Entrance Porch
Leading through to.
Entrance Hall
With oak staircase leading off having turned balustrading and a beautifully polished hall floor in matching oak with unbroken long strip floorboards.
Downstairs WC
Located under the staircase and having a low level wc, washbasin and splash tiling.
Lounge 20' 3 x 11' 10 (6.18m x 3.61m)
Situated to the rear of the property overlooking the garden and sun deck and having a gas living flame fire with an Adam style fire surround and marble hearth and interior, adjacent bookshelving to either side of the chimney breast, picture rail, cornice to ceiling and original leaded window. Centre light point and TV aerial point.
Dining Room/Reception Two 15' 0 x 12' 10 (4.58m x 3.91m)
Situated to the front of the property and presently used as a family room with a large deep bay window running almost the full length of the room, fitted gas fire, uPVC double glazed window with leaded lights to complement the remainder of the house, picture rail and cornice to ceiling with centre light point.
Fitted Kitchen 18' 0 x 9' 2 (5.49m x 2.79m) measured to the breakfast bar
Having a comprehensive range of contemporary base and wall cupboards which have recently been installed and incorporate an inset stainless steel sink unit with single drainer, 1? bowls and monobloc mixer tap, integrated split level gas oven, grill and gas hob, an extensive range of work surfaces with splash tiling and ample electric sockets, recessed cupboard with plumbing for automatic washer and venting for tumble dryer, integrated fridge/freezer, integrated dishwasher, under-unit lighting, centre light point, ceiling kreel, kick-plate heater recessed into the skirting board, uPVC windows and tiled floor leading through to the.
Breakfast Area 11' 6 x 7' 8 (3.51m x 2.34m)
With a uPVC window overlooking the rear garden and patio, patio doors leading out onto the sun deck and centre light point.

FIRST FLOOR

Bedroom One 16' 0 x 11' 11 (4.88m x 3.64m)
Situated to the rear of the property and having a sunny aspect overlooking the garden with offset light point and picture rail.
Bedroom Two 15' 2 x 12' 0 (4.62m x 3.66m)
Having a range of built-in wardrobes, dresser and drawers running the length of one wall and having picture rail, shelving and offset light point.
Bedroom Three 10' 1 x 7' 5 (3.08m x 2.25m)
With a uPVC window on the side elevation and presently used as a study/home office.
Bedroom Four 8' 7 x 7' 6 (2.62m x 2.29m) maximum
Having uPVC window overlooking the rear garden.
Bathroom
Having a newly installed suite comprising a panelled bath, large walk-in shower cubicle with plumbed shower and full ceramic wall tiling, pedestal washbasin, linen cupboard, ladder radiator, extractor fan and partial ceramic wall tiling with border pattern relief.
Separate WC
Having a low level suite and partial ceramic wall tiling, all of which was renewed in 2009 along with the other bathrooms and kitchen.

SECOND FLOOR

Attic Bedroom Five 20' 4 x 15' 9 (6.21m x 4.81m) overall including the built-in wardrobe, boiler cupboard and en suite.
With uPVC gable window and hard-wired smoke detector to comply with building regulations. Built-in wardrobe, eaves access to both the front and rear elevations, the front elevation housing the central heating condensing combi boiler which was new in 2009. There is also an airing cupboard with a large, newly installed, efficient hot water tank and circulation system.
En Suite
Having a large walk-in shower cubicle with plumbed shower and full ceramic wall tiling, low level wc, pedestal washbasin, ladder radiator, extractor fan, halogen lighting and full ceramic wall tiling.

OUTSIDE

There are landscaped gardens to both the front and rear. The front garden has been optimised for car parking with a turning area, adjacent raised flowerbeds and borders with mature shrubbery and trees, steps up to the front door along with adjacent pushchair/wheelchair ramp, a good width driveway with gates extends down the side of the property and to the rear is a lawned garden, flowering beds and borders, mature trees and shrubbery, flagged patio area, large garden store and a raised sun deck with level access from the breakfast area and kitchen. There is both external power supply and water.

DIRECTIONS
From the centre of Headingley by the Arndale shopping centre, proceed north along the A660 Otley Road and continue through the traffic lights at the junction with Shaw Lane. Just after the next left turning into St Chads Drive this property can be found on the left-hand side opposite the shops and restaurants just above Cottage Road.
TENURE
Freehold.
SERVICES
Mains gas, electricity, water and drainage are connected and were working at the time of our inspection.
PLANNING PERMISSIONS & BUILDING REGULATIONS
All works undertaken in 2009 including the installation of all the new bathrooms and wc's, development of the attic to include the en suite, the rear extension of the dining kitchen and first floor bedroom were all undertaken with appropriate building regulation consents and the necessary planning approvals.
APPLIANCES
Please note that if any appliances are included in the sale these will not have been tested by David Moor Estate Agents and we provide no warranty or guarantee thereon.
COUNCIL TAX BAND
Band E.
VIEWING ARRANGEMENTS
Please contact our Leeds office.
OFFICE HOURS
The office is open 9am - 5.30pm Monday to Friday, 9am - 5pm Saturday, and 10.30am - 4pm on Sunday. Escorted viewings and free valuations can also be conducted outside these hours by arrangement.
SALES PARTICULARS
Version No 2/JM. "